Historical Context and Manufacturing Background

The Taylor Woodrow-Anglian house, often referred to as the Anglian, GLC Anglian House, or TWA, is a notable example of system-built properties that emerged in the UK during the 1960s and 1970s. This period was marked by a significant demand for rapid housing solutions, leading to the development of various prefabricated construction methods. Taylor Woodrow-Anglian Ltd, in collaboration with Larsen & Nielsen Co. Ltd, spearheaded the design and manufacturing of these homes, producing approximately 1,750 units.

These properties were primarily constructed as bungalows and two-storey terraced houses, catering to the growing need for affordable and quickly assembled housing. The Taylor Woodrow-Anglian houses were predominantly built in urban and suburban areas, providing a practical solution to the housing shortages of the time.

Design and Construction Characteristics

External Features

The Taylor Woodrow-Anglian houses are easily identifiable by their medium pitch gable roofs covered with concrete tiles. The front and rear external walls of the ground floor are constructed using storey-height precast concrete (PC) panels, while the upper storey features timber frame panels clad with tile hanging. The gable walls are also made of storey-height PC panels, contributing to the structural integrity and aesthetic uniformity of the property.

Internal Structure

Substructure

The substructure of these houses typically consists of concrete strip foundations, brick under-building, and a concrete slab. A damp-proof course (DPC) is incorporated to prevent moisture ingress from the ground.

External Walls

The ground floor external walls are made of room-sized 4 1/2″ PC panels bolted to the gable wall panels with 1/2″ stainless steel bolts. The upper storey walls are constructed using timber frame panels, sheathed externally with plywood, overlaid with a breather membrane, and clad with tile hanging on timber battens. The internal lining includes plasterboard backed with a polythene vapour control layer and glass fibre insulation between the frame studs.

Gable Walls

The gable walls are constructed using 7″ PC panels, tied at vertical joints with cast-in mild steel loops and vertical lacing bars. The joints are filled with cement mortar, and the panels are supported on asbestos cement board packing and dry cement mortar. The panels are lined with 3/4″ polystyrene insulation, a polythene vapour control layer, and plasterboard on timber battens.

Separating Walls and Partitions

The separating walls are made of storey-height PC panels, while the internal partitions are constructed using timber studs lined with plasterboard.

Floors

The ground floor is typically a concrete slab, while the first floor consists of timber boarding on timber joists. In some variants, the first-floor joists are supported on welded joist hangers.

Ceilings and Roof

The ceilings are lined with plasterboard, and the roof structure comprises timber trusses, timber bracing, and concrete tiles. Some variants feature an asymmetrical pitch roof or a gable wall constructed of brick.

Typical Hazards and Risks

Structural Concerns

One of the primary concerns with Taylor Woodrow-Anglian houses is the potential for structural issues related to the precast concrete panels. Over time, these panels can suffer from corrosion of the embedded steel reinforcement, leading to spalling and weakening of the concrete. This is particularly prevalent in properties that have not been adequately maintained or have been exposed to harsh environmental conditions.

Asbestos

Asbestos was commonly used in construction during the 1960s and 1970s, and Taylor Woodrow-Anglian houses are no exception. Asbestos cement board packing was used in the construction of gable walls, posing a significant health risk if disturbed. It is crucial to have a professional asbestos survey conducted before any renovation or demolition work.

Thermal Insulation and Energy Efficiency

The original thermal insulation in these properties, typically glass fibre and polystyrene, may not meet modern energy efficiency standards. Upgrading the insulation can improve the property’s energy performance and reduce heating costs.

Damp and Moisture Ingress

The effectiveness of the damp-proof course (DPC) and the condition of the external cladding are critical in preventing damp and moisture ingress. Any breaches in the DPC or damage to the cladding can lead to significant damp issues, affecting the structural integrity and indoor air quality.

Defective Premises Act and Classification

The Taylor Woodrow-Anglian house is not classified as defective under the Defective Premises Act. However, this does not imply that these properties are free from defects. It is essential to conduct a thorough survey to identify any potential issues and address them promptly.

Inspection and Assessment Guide

Pre-Inspection Preparation

Before conducting an inspection, it is advisable to review relevant literature and guidelines, such as the BRE Digest 444 (Parts 1-3) on the corrosion of steel in concrete, BR 254 on the repair and maintenance of reinforced concrete, and BR 19 on carbonation depths in structural-quality concrete. These resources provide valuable insights into the common issues associated with reinforced concrete structures.

External Inspection

Roof

• Inspect the concrete tiles for any signs of damage or displacement.
• Check the condition of the timber trusses and bracing for any signs of rot or insect infestation.
• Ensure that the roof structure is adequately ventilated to prevent condensation and moisture build-up.

Walls

• Examine the PC panels for any signs of cracking, spalling, or corrosion of the embedded steel reinforcement.
• Check the condition of the tile hanging and timber battens for any signs of deterioration.
• Inspect the gable walls for any signs of movement or structural instability.

Internal Inspection

Floors

• Check the condition of the concrete slab for any signs of cracking or settlement.
• Inspect the timber joists and boarding for any signs of rot, insect infestation, or structural weakness.

Walls and Partitions

• Examine the internal plasterboard linings for any signs of damp, mould, or structural movement.
• Check the condition of the timber studs and insulation for any signs of deterioration.

Ceilings

• Inspect the plasterboard ceilings for any signs of sagging, cracking, or water damage.

Services and Utilities

• Ensure that the electrical, plumbing, and heating systems are in good working order and comply with current safety standards.
• Check for any signs of leaks, corrosion, or inadequate insulation in the plumbing and heating systems.

Common Defects and Maintenance Tips

Corrosion of Steel Reinforcement

Corrosion of the steel reinforcement in the PC panels is a common issue in Taylor Woodrow-Anglian houses. Regular inspections and maintenance are essential to identify and address any signs of corrosion promptly. Applying protective coatings and carrying out concrete repairs can help extend the lifespan of the panels.

Asbestos Management

Given the presence of asbestos in the construction, it is crucial to manage and monitor any asbestos-containing materials (ACMs) carefully. Professional asbestos surveys and removal by licensed contractors are essential to ensure the safety of the occupants.

Insulation Upgrades

Upgrading the thermal insulation in the walls, roof, and floors can significantly improve the energy efficiency of the property. Consider using modern insulation materials that meet current building regulations and standards.

Damp Proofing

Maintaining the effectiveness of the damp-proof course (DPC) and addressing any breaches promptly is essential to prevent damp and moisture ingress. Regular inspections and repairs to the external cladding and DPC can help maintain a dry and healthy indoor environment.

Structural Repairs

Addressing any structural issues, such as cracking, spalling, or movement in the PC panels and timber frame, is crucial to ensure the long-term stability and safety of the property. Professional structural surveys and repairs by qualified contractors are recommended.

Conclusion

The Taylor Woodrow-Anglian house represents a significant chapter in the history of UK housing, offering a practical solution to the post-war housing crisis. While these properties have their unique characteristics and potential issues, they can provide comfortable and affordable homes with proper maintenance and upgrades.

As a prospective buyer or investor, it is essential to conduct a thorough survey and assessment of the property to identify any potential defects and address them promptly. Understanding the construction methods, typical hazards, and maintenance requirements can help you make an informed decision and safeguard your investment.

At Flettons, we’re committed to safeguarding your investment. When considering a property purchase, trust our seasoned expertise to reveal any hidden threats. For a thorough building survey, get your instant quote through our quote calculator or reach out directly at 0203 691 0451. Your home’s safety is our top priority.

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